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HomeMy WebLinkAbout50-07 RESOLUTIONRESOLUTION NO. 50-07 A RESOLUTION TO APPROVE IN PART AND DENY IN PART THE APPEAL OF WEDINGTON CIRCLE PRELIMINARY PLAT (PPL 06-2302) BY THE DEVELOPER BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS• Section 1. That the City Council of the City of Fayetteville, Arkansas hereby grants the appeal of PPL 06-2302 (Wedington Circle Preliminary Plat)' to adopt and approve the plat submitted to the City Council changing the entrance road to the curve as shown, but denies the appeal to change the entrance road from a private drive to a city street. PASSED and APPROVED this 20th day of March, 2007. APPROVE By: DAN COODY, Mayor UI ! 111 tft.„ OtikaReg I -k .1'01 0,C•.cOs • ▪ 'DI• . EFAYETTEVILLE: ATTEST: 4E".17 .•143 cx`z •:;,4LP • ICA NS • • \t -its /A %%%%% 0 By: SONDRA E SMITH, City Clerk/Treasurer • 26-5 347467 City Council Meeting of February 06, 2007 Agenda Item Number ,50-07 maim Lj Pirate, • CITY COUNCIL AGENDA MEMO To: Mayor and City Council Thru: Gary Dumas, Director of Operations From: Jeremy C. Pate, Director of Current Planning Date: January 23, 2007 Subject. Appeal of Wedington Circle Preliminary Plat (PPL 06-2302) REQUEST Alderman Lioneld Jordan and the applicant for Wedington Circle Preliminary Plat (06- 2302) have both appealed the decision by the Planning Commission to approve this subdivision. BACKGROUND On February 2, 2006, the City Council approved a Master Development Plan to rezone approximately 6.13 acres of property to a unique R-PZD zoning district. The property is located north of Wedington Drive, west of Garland Avenue. The Master Development Plan approved a zoning which would permit a maximum 296 dwelling units and 16,576 square feet of commercial space. The R-PZD request was limited to zoning approval with development to follow in the form of a preliminary plat or large scale development. Several -conditions were placed on the Master Development Plan regarding the future development proposal of the property. These included the determination of street improvements with development and the street standards for interior/proposed streets (private versus public street). There was considerable discussion at the City Council and Street Committee after the Planning Commission reviewed and recommended the project, and several conditions were added to the project regarding the street improvements that were expected to be installed with the development of the site. The applicant has initiated the first phase of development approvals for Wedington Circle, which consists of a Preliminary Plat. This plat indicates the water, sewer, grading, drainage and construction necessary to install the street connecting Wedington Drive to James Street that will serve future development. On January 08, 2007, the Planning Commission approved the Preliminary Plat for Wedington Circle with specific determinations regarding off-site street improvements and street standards. 74Us -4 1 larch / 02a07 1/204 City Council Meeting of February 06, 2007 Agenda Item Number Below is a summary of staff's recommendation and the Planning Commission approval for each of these items: 1. Off-site Street Improvements: • Staff Recommendation: Based on the determinations made by the Street • Committee and City Council during the approval of the Planned Zoning District, the developer shall be responsible for the closing of Mount Comfort Road between Garland Avenue and North Street, to include the installation of curb and gutter, sod, and landscaping; and installation of one traffic calming street table on James Street. With each large scale development proposal for the development of each lot, additional traffic Improvements for traffic calming shall be added. 4 Planning Commission Determination: A motion was made and approved with a vote of 5 to 4 to amend the condition of approval as described above to indicate the following: The City Council approved and required the street 'improvements as part of R-PZD 05-1776, to consist of the following: The. applicant shall be responsible for the closing of Mount Comfort Road between Garland Avenue and North Street, to include the installation of curb and gutter, sod, and landscaping; and installation of one traffic calming street table on James Street. With each large scale development proposal for the development of each lot, additional traffic improvements for traffic calming shall be added. The Planning Commission does not recommend what the City Council approved for street improvements and requested that the Street Committee revisit this item. The Planning Commission specifically recommended traffic calming or a narrowing/choke of Mount Comfort Road and North Street, instead of a complete closure. 2. Street Standards: . Staff Recommendation: Planning Commission determination of a waiver of Chapter 166.06 (K.10.b.i.) which requires that, "...any street connecting one or more public streets shall be constructed to existing City street standards and dedicated as a public street." Due to the several waivers - which would be required for the proposed street including the street jog between Wedington Drive and Triangle Avenue, as well as the turning radius around the round -about, staff recommends that the street connecting Wedington Avenue and James Street be private. If approved, the applicant shall dedicate an access easement across the private street to allow public access between the dedicated rights-of-way and comply with all street and drainage criteria listed as part of Ch. 166.06 (K.10.b). The applicant shall modifr the drawings to indicate the dedication of • access easements instead of right-of-way along all private streets. Planning Commission Determination: The Planning Commission voted in favor of the staff's recommendation to approve a waiver and permit a • • City Council Meeting of February 06, 2007 Agenda Item Number private street within the development, finding a public street in this case was not in the best interest of the City. DISCUSSION Wedington Place Preliminary Plat was approved on January 08, 2007 with a vote of 8-1- 0, with Commissioner Myres voting "No." The conditions of approval were modified to reflect that street improvement requirements were based on the City Council's recommendations at the time of the Master Development Plan approval, and do not reflect the Planning Commission's recommendation. Considerable discussion regarding how the proposed development's relationship to this section of Mt. Comfort Road is relative to the traffic impact of this specific development occurred; the Planning Commission also discussed that creating traffic calming at the intersection of Mt. Comfort and North Street rhight function just as well as closing the street, and requested the Street Committee reconsider the decision. Additionally, a property owner that owns commercial properties in the area where Mt. Comfort Road would be closed spoke in opposition to the closing, stating that he had not been notified by the Street Committee or City Council that this would occur, and that it could potentially adversely impact his existing businesses. The majority of Planning Commissioners recommended reconsideration of the street improvements at Street Committee. Based on staff recommendations and the waivers that would be required, the interior street' was approved as a private street instead of a public street. Staff indicated that maintenance of this relatively steep street, along with a very small stacking distance and minimal offset from the State Highway at its entrance to Wedington Drive contributed to staff's recommendation that the street remain private. BUDGET IMPACT None. • • January 19, 2007 Sondra Smith, City Clerk 113 West Mountain Street Fayetteville, Arkansas 72701 WedingtoTf Circle LSD Dear Ms. Smith, HOUSES INCORPORATED 217 North East Avenue Fayetteville, AR 72701 telephone: 479.521.9155 facsimile: 479.521.6199 As owners of the Wedington Circle project, we would like to submit an appeal of the Planning Commission's approval of our LSD application heard at the last planning commission session. ‘, Yotir time and consideration is appreciated. Respectfully, Gregory T. House for MansfieldHouse, LLC cc: Steve Mansfield Tom Jefcoat • 41; h 4'1 • 4 RECEIVED JAN 1 9 2001 CITY OF FAYETTEVILLE CITY CLERK'S OFFICE a 01-19-07PO4:53 RCVD 4'44 Real Estate Develooment Sit Brokerage • PPL Planning Commission Staff Report ct Faye lieville ARKANSAS • THE CITY OF FAYETTEVILLE, .ARKANSAS PC Meeting of January 08, 2007 • PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Suzanne Morgan, Current Planner Glenn Newman, Staff Engineer THRU: Jeremy Pate, Director of Current Planning DATE: January 3,2007 Updated Januar)/ 10, 2007 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 PPL 06-2302: Preliminary Plat (WEDINGTON CIRCLE PZD, 404): Submitted by MEL MILHOLLAND for property located NW OF WEDINGTON DRIVE AND GARLAND AVENUE The property is zoned R-PZD 05-1776, RESIDENTIAL PLANNED ZONING DISTRICT and contains approximately 6.13 acres. The request is for a preliminary plat of a Residential Planned Zoning District with 6 mixed-use lots proposed. Planner: Suzanne Morgan Findings: Background: This item was forwarded to the Planning Commission at the November 30, 2006 Planning Commission meeting. Property Description: The property consists of approximately 6.13 acres. On February 2, 2006, the City Council approved a Master Development Plan to rezone this property to a unique R- PZD zoning district. There is dense tree • canopy (89%) and 10% slopes located on the undeveloped site; the property is not located within the Hillside Hilltop Overlay District. It is located north of Wedington Drive, just west of Garland Avenue and has some frontage on James Street. SurroundinQ Land Use and Zonin Direction Land Use Zoning North Apartment Complex and single family homes RMF -24 South Single family homes (across Highway 62) RSF-4 East Harps, Arves Bank C-2 and C-1 West Single family homes; apartment buildings RSF-4; RMF -24 • K:IReports12007IPC Reports101-08-07IPPL 06-2302 (Wedington Circle).doc • • • ZONING CRITERIA: R-PZD 05-1776 (Wedington Circle) Planning Area 1,6.13 acres (A) Proposed Uses. Permitted Uses Unit 1 City-wide uses by right Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 12 Offices, studios and related services Unit 13 Eating places Unit 15 Neighborhood shopping Unit 16 Shopping goods Unit 19 Commercial recreation, small sites Unit 24 Home occupations Unit 25 Professional offices Unit 26 Multi -family dwellings Conditional Uses Unit 2 City-wide uses by conditional use permit Unit 18 Gasoline service stations and drive-in restaurants Unit 19 Commercial recreation, small sites Unit 28 Center for collection recyclable materials Unit 34 Liquor Stores Unit 35 Outdoor Music Establishments Unit 36 Wireless communications facilities * Conditional use approval by the Planning Commission required. (B)Density/Intensity Density (dwelling units) Intensity (square feet nonresidential) 48.3 Units/Acre: Maximum units 296 dwelling . Maximum 16,576 SF . Anticipated development Anticipated development (not required by zoning): (not required by zoning): Professional Office: 10,000 SF 428 bedrooms Retail: 6,576 SF 16 Efficiencies 156 1 -bedroom 1162 -bedroom 8 3 -bedroom ICIReports12007WC Reports101-08-07IPPL 06-2302 (Wedington Circle).doc • • (C)Bulk and area regulations. Lot width minimum Lot area minimum Land area per dwelling unit None None No Bedroom — 800 SF One Bedroom — 800 SF Two Bedroom — 1,000 SF Three Bedroom or more — 1200 SF (D)Setback requirements. Front Side Rear 0 feet 0 feet 5 feet (E)Height. Maximum height for all structures is six stories. (F) Building area Maximum 100% building area. (G)Signage. Signage shall comply with the C-2 zoning requirements of the. Fayetteville Sign Ordinance. Buildings containing only residential dwellings will adhere to the RMF -24 zoning district requirements of the Fayetteville Sign Ordinance. Proposal: The applicant requests preliminary plat approval for a mixed-use subdivision with 8 lots, two of which are unbuildable and reserved for tree preservation. The applicant proposes a 55' right-of-way in which a street shall be constructed at varying widths, narrowing at where parallel parking is proposed. - The overall project includes development of 7 phases, the first being the installation of required infrastructure and dedication of right-of-way. The remaining 6 phases will be the development of structures for residential and retail/office use. The proposal consists of is 93% residential use and 7% commercial use. Each development phase (2-7) shall be reviewed and approved by the Planning Commission as a large scale development, and may require Preliminary/Final plat approval as well if the applicant wishes to subdivide the property. Adjacent Master Street Plan Streets: Wedington Drive (Principal Arterial) and Garland Avenue to the east (Principal Arterial) Right-of-way being dedicated: The applicant shall dedicate additional right-of-way for a total 55' from centerline for Wedington Drive by separate document prior to the recordation of the final plat. With the ordinance establishing the Master Development Plan, the Planning Commission was given the determination of whether interior streets are to be public, private or a combination. Due to the several waivers which would be required for the proposed street, including the street jog between Wedington Drive and Triangle Avenue, as well as the turning radius around the K:VReports12007IPC Reports101-08-071PPL 06-2302 (Wedington Circlefdoc round -about, staff recommends that the street connecting Wedington Avenue and James Street be private. To allow the construction of a private street that connects two public streets will require the approval of a waiver of Chapter 166.06 (K.10.b.i.) which requires that, "...any street connecting one or more public streets shall be constructed to existing City street standards and dedicated as a public street." The applicant shall dedicate an access easement across the private street to allow public access between the dedicated nghts-of-way. Street improvements: Staff recommends the closing Mount Comfort Road between Garland Avenue and North Street, to include the installation of curb and gutter, sod, and landscaping, installation of one traffic calming street table on Saint James Street. With each large scale development proposal for the development of each lot, additional traffic improvements for traffic calming shall be added. Parks • On August 1, 2005 The Parks and Recreation Advisory Board recommended accepting money in lieu of land to satisfy the Park Land Dedication requirements for Wedington Circle for 12 single family units and 284 multi -family units. • Fees are assessed in the amount of $118,272. • Asbell School Park is within a half mile service area of this development. Given its proximity to Asbell as well as Lewis Soccer Complex and the playground at Leverett Elementary School, this development will have adequate access to recreation. Additionally, the developer is proposing a pool, workout room, and soft surface walking trail and playground within the tree preservation area. 'Parks fees are due before signing the final plat or before issuance of building permits alloWing development to occur. Tree Preservation: Existing canopy: 88.5% Preserved canopy: 18.4% Required: 25% Mitigation: Required • Recommendation: The Subdivision Committee recommending forwarding the preliminary plat to the Planning Commission with a recommendation for approval. Staffrecommends approval of PPL 06-2302 with the following conditions: Conditions of Approval: • recommends The City Council approved and requires the following street improvements as part of R-PZD 05-1776, to consist of the following: the closing Mount Comfort Road between Garland Avenue and North Street, to include the installation of curb and gutter, sod, and landscaping, installation of one traffic calming street table on Saint James Street. With each large scale development proposal for the development of each lot, additional traffic improvements for traffic calming shall be added. The Planning Commission does not recommend what the City Council approved above, but asks that K:lReporis120071PC Reports101-03-07IPPL 06-2302 (Wedingion Circle).doc • the Street Committee revisit this item and recommends traffic calming or a narrowing/choke of Mount Comfort Road. The Subdivision Committee recommended approval of the street improvements. The Planning Commission amended the language for Condition #1. 2. Planning Commission determination of a waiver of Chapter 166.06 (K.10.b.i.) which requires that, "...any street connecting one or more public streets shall be constructed to existing City street standards and dedicated as a public street." Due to the several waivers which would be required for the proposed street, including the street jog between Wedington Drive and Triangle Avenue, as well as the turning radius around the round- about,staff recommends that the street connecting Wedington Avenue and James Street be private. If approved, the applicant shall dedicate an access easement across the private street to allow public access between the dedicated rights-of-way and comply with all street and drainage criteria listed as part of Ch. 166.06 (K.10.b). The applicant shall modify the drawings to indicate the dedication of access easements instead of right-of-way along all private streets. The Subdivision Committee recommended approval of the requested waiver. The Planning Commission recommended approval of the requested waiver. 3. Planning Commission determination of a variance of Ch. 177.05 (B)(3) Street Tree Planing Plan Requirements for Urban Streetscapes, which requires a ten foot wide or greater sidewalk where urban tree wells are located. The applicant has stated that in preparing the original Master Development Plan, 8 -foot sidewallcs at the face of buildings, building set back, were shown and that concept has carried over into the preliminary plat. Staff is in support of this request finding that 8' is an adequate size for tree wells. The Planning Commission recommended approval of the requested waiver. 4. Front building setbacks shall be enforced from the public right-of-way and private street access easements. 5. The Master Development Plan, Statement of Commitments and Architectural Standards submitted by the applicant shall be considered binding and tied to the zoning of the property. Conditions of approval placed upon the project with review of the Master Development Plan — Planned Zoning District by the City Council shall also be binding. 6. All development of the property shall be approved by the Planning Commission through the large scale development and/or subdivision review process. Each Planning Area shall be evaluated based on the zoning and development criteria established with the Master Development Plan. 7. The applicant shall dedicate additional right-of-way for a total 55' from centerline for Wedington Drive by separate document prior to the recordation of the final plat. K:IReports120071PC Repor1s101-08-07IPPL 06-2302 (Wedingron Circle).doe 8. Each Phase submitted for preliminary plat or large scale development review shall meet current development criteria at the time of submittal. The applicant shall be granted one (1) year from the date of Planning Commission approval to receive all permits necessary for development of the Phase with a one (1) year extension available. 9. If within five (5) years of the City Council adoption of the Master Development Plan, the approved zoning criteria are not in accordance with the goals, policies and guidelines of the City of Fayetteville, the Planning Commission will determine whether the Master Development Plan shall be submitted to the City Council for reconsideration. 10. All public and private streets/drives shall conform to city standards. Public and Private streets shall not be gated, unless permitted by express approval from the City Council by resolution. 11. The applicant shall revise the intersection of Wedington Avenue and the proposed street such that it will function as a one-way in and one-way out access with a physical separation between the entrance and exit. This shall be done in accordance with AHTD approvals. 12. The GIS Division shall approve the legal description and State Plane coordinates. 13. The applicant shall survey the sidewalk location prior to construction. 14. All comments in the attached memo from the Engineering Division shall be addressed prior to submission of construction drawings. 15 In accordance with City Transportation Division requirements, adequate distance between the parallel parking spaces and the intersection of two streets shall be provided. 16. All landscaping requirements will be required with the development of the individual lots formed by this preliminary plat. 1 t 17. The applicant is proposing to utilize the urban streetscape option with tree wells. There are some areas at which the sidewalk and trees will be installed before final plat. Structural soil per City requirements and tree grates must be utilized. Please add a note . to the Tree Preservation plan that states; Structural soil or similar treatment will be installed before the installation of the sidewalk per City of Fayetteville .standards. An approved 4' X 4', or greater, iron tree grate with opening width of 'A inch will be used. 18. Staff approved the Master Development Plan for this site with the condition that the • applicant would preserve 18.4% of the canopy, mitigate to the required 25% (81 trees), and then add additional trees to screen the property along Wedington in the amount of 65 trees. 19. With this preliminary plat approval, Phase 1, the applicant is proposing to preserve 35% of the canopy. Canopy will only be removed for the installation of infrastructure. Further canopy will be removed after large scale approval has been granted for the individual lots. K:IReponst20071PC Repons101-08-07113PL 06-2302 (WedingtonCircte) .doe • • • 20. This project is a non-residential subdivision. The applicant has chosen to utilize the Tree Preservation for Entire Subdivision option which would require all Tree Preservation requirements to be mitigated for at the time of Final Plat. The lots established by this preliminary plat will be required to come through the City's planning process. At this time the lots will be exempt from all Tree Preservation requirements except those of mitigation that can not be resolved until after the structures are designed. 21. On the Tree Preservation and Mitigation Plan approved by City Council for the Master Development Plan, the 65 trees added for screening were located near the Wedington right of way. Staff would like to continue conversations with the State Highway Department to try to get these trees planted within the expansive right of way. If permission is obtained these trees would be planted before final plat. 22. The applicant will be required 81(2) inch caliper large species mitigation trees. At the time of Final Plat a Tree Mitigation Planting plan will be required to be filed with this final plat depicting the general location of the remaining trees and all the other required notes defined in Chapter 167 Tree Preservation and Protection on-site mitigation. 23. All of the 18.4% preserved canopy on this site must be placed within a Tree Preservation Area at the time of Final Plat. This will distinguish the physical bounds of this canopy and ensure preservation through the future development. Standard Conditions of Approval - 24. Plat Review and Subdivision comments (to include written staff comments provided to the applicant or his representative, and all comments from utility representatives - AR Western Gas, SWBT, Ozarks, SWEPCO, Cox Communications) 25. Staff approval of final detailed plans, specifications and calculations (where applicable) for grading, drainage, water, sewer, . fire protection, streets (public and private), sidewalks, parking lot(s) and tree preservation. The information submitted for the plat review process was reviewed for general concept only. All public improvements are subject to additional review and approval. All improvements shall comply with City's current requirements. 26. All street names shall be approved by the 911 coordinator. 27. All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities shall be located underground. 28. All new exterior lighting shall comply with the City's lighting ordinance. Public Comment: Mr. Glenn David 'Wilson spoke regarding the off site improvements. He would like to see Mount Comfort remain open. He requested statistics on traffic accidents. K:IReporis120071PC Reports101-08-07IPPL 06-2302 (Wedington Circle).doc • Planning Commission Discussion: Several members of the Commission discussed the street improvements and suggested that other traffic calming measures be put in place in lieu of removing the entrance to Mount Comfort Road on Garland Avenue and North Street. Planning Commission Action: yes Required X Approved Denied Tabled First Motion: by Anthes to amend Condition tfl Second: Clark Vote: 5-4-0 (No Votes: Myres, Graves, Lack, Harris) MOTION PASSED Second Motion: by Anthes to approve the PPL with conditions as amended Second: Graves Vote: 8-1-0 (No Vote: Myres) Date: January 8, 2007 The "CONDITIONS OF APPROVAL", stated in this report, are accepted in total without exception by the entity requesting approval of this development item. By Title Date K:IRepores120071PC Repons101-08-071PPL 06-2302 (Wedingion Circle).doc • • FAYETTEVILLE • THE CITY OF FAYETTEVILLE, ARKANSAS 113 West Mountain St. Fayetteville, AR 72701 ENGINEERING DIVISION CORRESPONDENCE 479-575-8206 To: Suzanne Morgan, Planner Date: January 4, 2007 From: Glenn E. Newman, Jr., P.E. Staff Engineer Re: Plat Review Comments (January 8, 2007 Planning Committee Meeting) Development: Wedington Circle PZD — 06-2302 Engineer: Milholland Company 1. All designs are subject to the City's latest design criteria (water, sewer, streets and drainage). Review for plat approval is not approval of public improvements, and all proposed improvements are subject to further review at the time construction plans are submitted. 2. Submit Triangle Avenue as a Private Dive or make the following changes: a. Revise the dimensions of the traffic circle to allow a SU design vehicle (fire truck, small delivery truck, bus, etc.) to negotiate the intersection without driving over curbs. b. Provide 30 ft radius at the intersection with the traffic circle as required for public streets. c. Increase the length of the public roadway intersecting Wedington Drive to meet the required standard of 150 11 minimum jog on minor streets. d. Revise the "Tee" intersection on Triangle Ave to meet the minimum grade requirement at "Hilly" intersections of 4% max. within 100 ft of the intersection. 3. Offsite sanitary sewer mains identified in the Applicants summary as I and J (375 ft) shall be increased to an 8" diameter and K & L (65011) to a 10" with the associated construction and service connections along Mt Comfort Road. 4. Additional offsite traffic calming measures are required along Stephens Ave and Hendrix Street at the time of future development (3 each). Engineering Comments Page 1 of 1 • • RaPZD City Council Agenda • Request (includes notes taken at City Council) • a • • • • City Council Meeting TofJanuary 03; 2006 Agenda Item Number CITY COUNCIL AGENDA MEMO To: Mayor and City Council Thru: Gary Dumas, Director of Operations From: Jeremy C. Pate, Director of Current Plannin, Date: December 15, 2005 Subject: Master Development Plan - Residential Planned Zoning District for Wedington Circle (R-PZD 05-1776) RECOMMENDATION Planning Staff recommends approval of an ordinance creating a Master Development Plan - Residential Planned Zoning District (R-PZD) for Wedington Circle, based on the Master Development Plan, development standards, and statement of commitments submitted. This action will establish a unique zoning district for a single -use project on approximately 6.13 acres. It does not grant development approval. BACKGROUND • The property consists of approximately 6.13 acres. The applicant requests a rezoning and Master Development Plan approval for the subject property. There is dense tree canopy and 10% slopes located on the undeveloped site. The property is currently zoned RMF -24 and C-2. It is located north of Wedington Drive, just west of Garland Avenue and has some frontage on James Street. The mixed-use project will incltide development of 7 phases, the first being the installation of required infrastructure and dedication ofrig,ht-of-way which would require a preliminary and final plat. The remaining 6 phases will be the development of structures for residential and retail/office use. The proposal consiSts of 93% residential use and 7% commercial use. Each development phase (2-7) will be reviewed and approved by the Planning Commission as a large scale development, depending upon how they are submitted. DISCUSSION The Planning Commission voted 8-0-0 in favor of this request on December 12, 2005. A Planned Zoning District requires City Council approval as it includes zoning and land use approval. Recommended conditions were approved by the.Planning Commission and are reflected in the attached staff report. The applicant has submitted a traffic study which does not recommend any improvements, however staff is aware of infrastructure that may be detrimentally impacted with this additional development. At the time of development, streets that the • • City Council Meeting ofJanuary 03, 2006 Agenda Item Number development will access may need to be improved to provide a safe and adequate means of access, as determined by the Planning Commission. At minimum, a full street section width will be required on James Street to the intersection of Mount Comfort Road and potential improvements, including sidewalk, to Wedington Drive. Contribution -to long- term or installation of short-term improvements to the intersection of Mount Comfort and Garland (Highway 112) has also been discussed, and will be evaluated at the time of development. BUDGET IMPACT None. te,1je4vs (ot • 01.00 . if4-c sails 40 \ex -0,1-44 tSievin} net‘t•Martrodels 041 tAly) a rAt 0144i itts44 aosoil tit riM • 10014r CCM- ipAvti ri4LA- SA- • Ofrin" 04-Airet , roticir 041 tokikat utvt ‘-ctt Atrevbe, ok-Ak, c2ys,..413" ts toklitIon • R PZD City Council Staff Report PC Meeting of December 12, 2005 THE CITY OF FAYETTEVILLE, ARKANSAS - 125 W. Mountain St. Fayetteville, AR 72701 PLANNING DIVISION CORRESPONDENCE Telephone:(479)575-8267 TO: Fayetteville Planning Commission FROM: Suzanne Morgan, Current Planner THRU: Jeremy Pate, Director of Current Planning DATE: December 7, 2005 Updated December 15, 2005 R-PZD 05-1776: Residential Planned Zoning District (Wedington Circle): Submitted by Rob Sharp Architect, Inc. in behalf of Greg House and Steve Mansfield for property located north of Wedington Drive (Hwy 112 Spur) and west of Garland Avenue. The property is zoned RMF-24, Residential Multi -family — 24 units per acre, and C-2, Thoroughfare Commercial, and contains approximately 6.13 acres. The request is to approve a Master Development Plan — Residential Planned Zoning District for a mixed use development to include multi -family dwellings, offices, retail and associated parking. Property Owner: Mansfield House, LLC Planner: Suzanne Morgan Findings: Property Description: The property consists of approximately 6.13 acres; conflicting information has been provided regarding the size of the property and the applicant is in the process of obtaining an accurate surveyed legal description of the entire subject property. The applicant requests a rezoning and Master Development. Plan approval for the subject property. There is dense tree canopy (89%) and 10% slopes located on the undeveloped site. The property is zoned RMF-24 and C-2 which allows for high density and high intensity uses. It is located north of Wedington Drive, just west of Garland Avenue and has some frontage on James Street. Surrounding Land Use/Zoning: Direction Land Use Zoning North Apartment Complex and single family homes RMF-24 South Single familyhomes (across Highway 62) RSF-4 East Harps, Arvest Bank C-2 and C -I West Single family homes; apartment buildings RSF-4; RMF-24 Proposal: The applicant requests a rezoning and Master Development Plan approval for a mixed -use project on the property. The project will include development of 7 phases, the first being the installation of required infrastructure and dedication of right-of-way. The remaining 6 phases will be the development of structures for residential and retail/office use. The proposal consists of is 93% residential use and 7% commercial use. Each development phase (2-7) shall K:IReports120051/'ZD-MDP ReporislWedington Circle1R-PZD 05-/776 (Wedington Circle) for CC.doc &. be reviewed and approved by the Planning Commission as a large scale development, and may require Preliminary/Final plat approval as well if the applicant wishes to subdivide the property. Process: The purpose of the subject request is to allow a mixture of uses within the entire project and create an urban environment for those who desire to live close to the University of Arkansas and within one mile of the central downtown area. The density proposed is 48 units per acre, with a maximum 296 units and 428 bedrooms. In order to do so, the Planned Zoning District process was recommended. City Council approval of the proposed Master Development Plan would effectively rezone the property based on the plans and information provided. However, it does not give development approval. The applicant is required to return through the preliminary plat, final plat and large scale development process, in this case, in order for the Planning Commission to confirm that the development plans presented are compliant with the zoning and Master Development Plans approved by the City Council. The following bulk and area regulations are proposed by the applicant, and are included in detail within the attached submittal: - ZONING CRITERIA: R-PZD 05-1.776 (Wedington Circle) Planning Area 1, 6.13 acres (A) Proposed Uses. Permitted Uses Unit 1 City-wide uses by right Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 12 Offices, studios and related services Unit 13 Eating laces Unit 15 Neighborhood shopping Unit 16 Shopping oods Unit 19 Commercial recreation, small sites Unit 24 Home occupations Unit 25 Professional offices Unit 26 Multi -family dwellings Conditional Uses City-wide uses by conditional use Unit 2 permit Gasoline service stations and drive-in Unit 18 restaurants Unit 19 Commercial recreation, small sites Center for collection recyclable Unit 28 materials Unit 34 Li q uor Stores Unit 35 Outdoor Music Establishments Unit 36 Wireless communications facilities K:IReporrs120051PZD-MDP ReponsllVedington CircieIR-PZD 05-1776 (Wading on Circle)for CCdoc * Conditional use approval by the Planning Commission required. (B) Density/Intensity Density (dwelling units) Intensity (square feet nonresidential) 49* Units/Acre: Maximum 296 dwelling units Maximum 16,576 SF Anticipated development Anticipated development (not required by zoning): (not required by zoning): 428 bedrooms Professional Office: 10,000 SF 16 Efficiencies Retail: 6,576 SF 156 I -bedroom 116 2 -bedroom 83 -bedroom *Staff has modified the density from 48.3 units per acre to 49 units per acre, with the understanding that the maximum number of dwelling units allowable is 296. (C) Bulk and area regulations. Lot width minimum Lot area minimum Land area per dwelling unit None None No Bedroom — 800 SF One Bedroom — 800 SF Two Bedroom - 1,000 SF Three Bedroom or more — 1,200 SF (D) Setback requirements. Front Side Rear 0 feet 0 feet 5 feet (E) Height. Maximum height for all structures is six stories. (F) Building area. Maximum 100% building area. (G)Signage. Signage shall comply with the C-2 zoning requirements of the Fayetteville Sign Ordinance. Buildings containing only residential dwellings will adhere to the RMF-24 zoning district requirements of the Fayetteville Sign Ordinance. (H) Tree Preservation. The applicant proposes to potentially preserve approximately 18.4% of the existing canopy on the property, though detailed site work has not been done. The percent canopy required to be preserved in a PZD is 25%. The applicant proposes mitigation of the 6.6% canopy with on -site tree plantings. Additionally, the applicant proposes planting an additional 14,170 square feet of tree canopy within the AHTD right- of-way to provide a buffer between this development and properties to the south, and to provide additional canopy to the property. Due to the difficult nature of this site to develop, staff is generally supportive of this proposal, and will evaluate the development plans to retain as much canopy as possible. K:lReporfsl20051PZD-MDPReporistWedington CircleIR-PZD 05-1776 (Wedington Circle)for CCdoc Water & Sewer: Water is currently available, and will be extended on -site with adequate fire protection (hydrants) and water line size to be provided as required by code. The Fire Department shall review the proposal to ensure adequate access to and within the site and sprinkling with each structure. Evaluations of the water system, sewer system, streets, and drainage will need to be made as the scope of the project becomes better defined. More specifically, the water distribution system may need to be upgraded to handle the increased demand for domestic and fire supply, the sanitary sewer system needs to be evaluated to show anydeficiencies, streets and pedestrian access will need to be improved and follow City standards. Drainage improvements may include detention and/or improvements to the existing system. Adjacent Master Street Plan Streets: Wedington Drive (Principal Arterial) and Garland Avenue to the east (Principal Arterial) Traffic: Access is proposed to be provided from Wedington Drive, a Principal Arterial, and James Street, a local street. Wedington Circle is constructed to its widest extent and the condition of James Street may need to be improved. At the time of development, streets that the development will access may need to be reconstructed to provide a safe and adequate means of access, as determined by the Planning Commission. At minimum, a full street section width will be required on James Street to the intersection of Mount Comfort Road and potential improvements, including sidewalk, to Wedington Drive. Contribution to long-term or installation of short-term improvements to the intersection of Mount Comfort and Garland (Highway 112) has also been discussed, and will be evaluated at the time of development. Any curb cut or improvements on Wedington Drive shall require AHTD approval. Access for ladder trucks within this property and especially around the round -about for the Fire Department is a stated concern. Interior to the project, public and private drives are proposed. Access to future structures will need to meet with Fire Department approval in order to provide adequate fire protection and emergency access in time of need. The slope, width and construction of interior drives to access future structures shall be evaluated at the time of development to ensure proper and safe access is achieved. Based on further evaluations by Planning and Engineering, interior streets may or may not be public. Street Improvements: Staff recommends that street improvements be evaluated at the time of development for Wedington Drive along the project frontage and on James Street, as well as surrounding intersections. At this time the applicant has submitted a traffic study which does not recommend any improvements, however staff is aware of infrastructure that may be detrimentally impacted with this additional development. Tree Preservation: Most of the site (88.66%) contains existing tree canopy. The majority of the property is intended to be utilized for development and to do so on slopes of 10% will create a great deal of disturbance. The applicant is preserving, the tree canopy in one location on the property. The applicant proposes to preserve approximately 18.4% of the existing canopy on the property, utilizing retaining walls to minimize grading. The applicant proposes mitigation of the K:Wepons120051PZD-b1DP ReparislWedinglon CircletR-PZD 05-1776 (Wedingion Circle) for C .doc addition required 6.6% canopy with on -site tree plantings. Additionally, the applicant proposes planting an additional 14,170 square feet of tree canopy within the AHTD right-of-way to provide a buffer between this development and properties to the south. The Urban Forester's evaluation of the proposed tree preservation plan has been included in the staff report, and is cautiously supportive, due to the fact that this is a concept plan only, and further evaluation will need to be made at the time of development. If developed under the current zoning regulations, 15% tree canopy in a C-2 zoning district and 20% canopy within an RMF-24 zoning district is required to be preserved. Parks: • On August 1, 2005 The Parks and Recreation Advisory Board recommended accepting money in lieu of land to satisfy the Park Land Dedication requirements for Wedington Circle for 12 single family units and 284 multi -family units. Fees are assessed in the amount of $118,272. • Asbell School Park is within a half mile service area of this development. Given its proximity to Asbell as well as Lewis Soccer Complex and the playground at Leverett Elementary School, this development will have adequate access to recreation. Additionally, the developer is proposing a pool, workout room, and soft surface walking trail and playground within the tree preservation area. • Parks fees are due before signing the final plat or before issuance of building permits allowing development to occur. Public Comment: The applicants have presented their ideas to two Ward 4 neighborhood meetings. Staff has not received any public comments regarding this project, though the applicant indicates response has been, for the most part, favorable. Recommendation: Staff recommends forwarding the Master Development Plan — Residential - Planned Zoning District for Wedington Circle (R-PZD 05-1776) to the City Council with a recommendation of approval with the following conditions: Conditions of Approval: I. After the Planning Commission meeting on December 12, 2005, staff reevaluated the recommended Lot Area Minimum for this property and modified the recommendation from "8,000 square feet" to "None" finding that to establish a lot area minimum in a dense, urban -type development was unnecessary. 2. The Master Development Plan, Statement of Commitments and Architectural Standards submitted by the applicant shall be considered binding and tied to the zoning of the property. Conditions of approval as noted herein and other requirements placed upon the project with review of the Master Development Plan ' Planned Zoning District by the City Council shall also be binding. 3. Approval of this Master Development Plan — Planned Zoning District shall not be construed as development approval. Pursuant to city ordinance, all development of the K:IReports120051PZD-MDP ReportslWedington CirclelR-PZD 05-1776 (Wedington Circle)for CC.doc property shall be approved by the Planning Commission through the large scale development and/or subdivision review process. Each Planning Area shall be evaluated based on the zoning and development criteria established with the Master Development Plan. Circulation, landscaping, tree preservation, design standards, connectivity, infrastructure improvements and other city policies and ordinances remain applicable with the development review process. The conceptual designs proposed are to be used as a template from which detailed plans are produced; however, it is expected that certain items will change, in accordance with the Planned Zoning District ordinance. 4. Each Phase submitted for preliminary plat or large scale development review shall meet current development criteria at the time of submittal. The applicant shall be granted one (1) year from the date of Planning Commission approval to receive all permits necessary for development of the Phase with a one (1) year extension available. 5. If within five (5) years of the City Council adoption of the Master Development Plan, the approved zoning criteria are not in accordance with the goals, policies and guidelines of the City of Fayetteville, the Planning Commission will determine whether the Master Development.Plan shall be submitted to the City Council for reconsideration. 6. The applicant currentlyproposes Tree Preservation less than required within a Planned Zoning District, though all detailed plans have not been proposed. The requirement is 25% tree canopy preservation. The applicant proposes approximately 18.4% tree canopy preservation. Staff recognizes that with the development of construction plans, grading and drainage plans, and utility easement requests the total percent canopy preserved may vary slightly from the 18.4% proposed. A Tree Preservation plan will be evaluated at the time of development submittal. The applicant shall install mitigation trees on site, and the applicant has proposed installation of an additional 14,170 square feet tree canopy with the AHTD right-of-way south of the subject property. 7. All signage within each Phase of the Master Development Plan shall be permitted: in accordance with the current sign regulations at the time of development. Signage shall comply with the C-2 zoning requirements of the Fayetteville Sign Ordinance. Buildings containing only residential dwellings will adhere to the RMF-24 zoning district requirements of the Fayetteville Sign Ordinance. 8. All public and private streets/drives shall conform to city standards. Improvements to existing streets shall be determined by the Planning Commission at the time of development. Public and Private streets shall not be gated, unless permitted by express approval from the City Council by resolution. With this ordinance, the Planning Commission is given the determination of whether interior streets are to be public, private or a combination, to be determined at the time of development with a more thorough evaluation. 9. The applicant commissioned a traffic study for this project. Staff will be making the recommendations for street improvements at the time of development. Dedication of right-of-way to meet Master Street Plan requirements, appropriate drainage, lighting, K: IReports110051PZD-MOP ReportslWedingion CirdelR-PZD 05-1776 (Wedington Circle)for CCdoc sidewalk and other surrounding or adjacent street and intersection improvements as determined to be appropriate in alleviating the impact of the increase in use and traffic generation shall be determined by the Planning Commission. 10. All development shall meet applicable building codes and other ordinances of the City of Fayetteville. 11. Prior to approval of an ordinance approving this Master Development Plan — Residential Planned Zoning District, the applicant shall submit a written legal descriptions including area in square feet or acres that read clockwise, meets all city ordinance requirements, and is adopted by the GIS division. The applicant has submitted a revised legal description which is currently being reviewed by the GIS Division and will be approved prior to the recordation of the ordinance adopting the R-PZD. Planning Commission Action: Meeting Date: December 12, 2005 Comments: Required . YES O Approved O Denied Cl Tabled Motion: Trumbo Second: Clark Vote: 8-0-0 ✓(et<wntw TO Ge The "Conditions of Approval" listed in the report above are accepted in total without exception by the entity requesting approval of this development item. Signature CITY COUNCIL ACTION: Date: January 03, 2006 Date yes .Required Approved Denied The "CONDITIONS OF APPROVAL", stated in this report, are accepted in total without exception by the entity requesting approval of this rezoning/master development plan item. Date KAReporis120051P7D -MDP Reporlsl Wedington Cirr.1elR-PZD 05-1776 (Wedingion Circle) for CC. doe R�PZD City Council Minutes City Council Meeting Minutes January 3, 2006 ,Page 13 of 22 NEW BUSINESS: R-PZD 05-1776 Wedington Circle: An ordinance establishing a Residential Planned Zoning District titled R-PZD 05-1776, Wedington Circle, located north of Wedington Drive (Hwy 112 Spur) and west of Garland Avenue, containing approximately 6.13 acres; amending the official zoning map of the City of Fayetteville; and adopting the associated Master Development Plan. City Attorney Kit Williams read the ordinance. Jeremy Pate: Jeremy gave a brief description of the project. Staff is recommending approval of this ordinance, there were several findings. The Planning Commission voted 8-0 in favor of staffs findings. Alderman Thiel: Seven percent of this is going to be commercial? What is going to be commercial? Jeremy Pate: It's typically the bottom story or bottom floor. Alderman Thiel: This will be along Wedington? Jeremy Pate: When the highway department expanded Wedington they took a lot of right-of- way in this area, that right-of-way cannot be vacated, it is something that the highway department uses to tow their slope, so that will not be utilized. So there's really not a lot of retail frontage for this project. It's my understanding a lot of that will be along this primary street that goes from James to Wedington along that area. I think the plan is to have more of a mixed use sort of an integrated within the over all development. There will be underground parking as well. Alderman Thiel: I assume that the access road is a private drive? Jeremy Pate: It is. Alderman Thiel: So they won't have access to that? Jeremy Pate: What they've shown there is the potential fora cross access. That would have to be worked out in detail and permission given by that property owner. Hopefully that can be worked out because again that would provide another means of access ingress and egress. The slope has a lot to do with it as well because that's a pretty steep slope coming in off of Wedington to the north. Alderman Thiel: Okay. Thank you. Mayor Coody: Any other questions of comments. Yes sir. Alderman Jordan: My concern is coming out on Wedington there's no way that you are going to be able to turn left on that road. I can tell you from experience it's just not going to happen. That means that your traffic is going to turn right, and if they are going to the campus they are going to go to Hall or Sunset and go that way. I already have a petition from the neighborhoods on Hall Street, that does not have anything to do with this project, but they were already 113 West Mountain 72701 (479) 521-7700 (479) 575-8257 (Fax) accessfayetteville.org City Council Meeting Minutes January 3, 2006 Page 14o122 22 concerned about traffic congestions, no sidewalk and the street being too narrow along that school. This is not going to help the situation any if people start cutting through Hall Street to go to the university. I think this is a good looking project but that has got to be addressed. It has to be addressed for the neighbors in that area. I've had some calls and e -mails from people from the Hendricks neighborhood association with concerns about it coming through their neighborhood as well. I think this is something that needs to be addressed before I can support this. Jeremy Pate: One of the ideas behind supporting the higher density than we have in a zoning district currently is that it is located so near to infrastructure improvements already. It's close to the university and very easy to walk to. There is a transit stop directly to the east by the grocery store and a lot of people utilize the store parking and the parking lot across the street for a park and ride area. I think it does set itself up for more pedestrian traffic if it is student oriented. Obviously some students will still drive and park in neighborhoods or park in the parking garage at the university. We felt that was a positive thing in response to your question. I agree left hand turns will probably be difficult and we may see with further evaluation it may only need to be a right in right out. It depends on what the traffic loads are and how that's going to be handled. James Street would then take more of the brunt of the traffic. There are four homes currently on James Street otherwise it serves as a primary ingress and egress for a very large multi -family residential development as well as another apartment building and access from grocery stores. So it's already seen some traffic although the numbers are relatively low. I don't believe you'd have a hard time turning left, right or even walking down James Street currently because there are so many ways in and out. So this will add impact to the infrastructure in the area, we feel however that with the location of it, it will be a positive impact and that it will promote more pedestrian and bicyclist activity. Alderman Marr: I love these kinds of infill projects and I think the design is very attractive. My concerns are not about the development it's the ingress and egress and to make sure we can handle it in this particular area. My concern is the traffic from Mount Comfort. Was there any dialogue about closing that diagonal section there to take that piece out of this intersection and designing a more traditional T type intersection? I find it very hard to believe that 400 units would. not create any additional traffic issues. Jeremy Pate: We had the same concern when we had the response of not a lot of impact. James Street in not an arterial street and if you look and you can't turn left on Wedington that's going to take some traffic that's going to be detrimentally impacted and therefore it will need to be improved. That goes in line with the comments about the intersection of Mount Comfort and Garland and that acute angle there that it creates. We will be recommending street improvements at the time of development, and that would potentially include intersection improvements as determined to be appropriate. What we did have dialogue about specifically • was the intersection of Mount Comfort and Garland on the west side of Garland, we did not • venture east of Garland Avenue. I think in some of our long term plans staff has indicated to the City Council that there will probably be a major intersection realignment in this area and there is • the potential for closing that street. Alderman Marr voiced his concerns about the current traffic in this area. Alderman Lucas: I like this project. Are they tied to these things? For instance I like the round about in the middle. 113 West Mountain 72701 (479) 521-7700 (479) 575-8257 (Fax) accessfayettevi I le.org City Council Meeting Minutes January 3, 2006 Page 15 of 22 Jeremy Pate: That will likely be incorporated in detail. Alderman Lucas: This is not binding then? Jeremy Pate: It is. It is a binding booklet. However it is a master plan so every detail might not be exactly as it is presented. Alderman Lucas: I am also concerned about traffic. This will throw more traffic into the neighborhood. I don't have a solution. If were going to improve Garland then why can't we do something with that intersection at the same time? Jeremy Pate: That's certainly within our long term plans. As far as a long term goal that would help with the cut through traffic. I think it's a problem with any project, this will create additional traffic. It's certainly something we will look at in detail. Mayor Coody: Jeremy isn't Garland Avenue in the Street Bond issue? Jeremy Pate: Yes. Mayor Coody: Any other -questions or comments? Alderman Reynolds: Who ever pulls out of these apartments will be looking at three different driveways. The other thing is how wide are those streets going to be Jeremy? Jeremy Pate: The interior ones? They are likely any where from a standard street 24' to 28' wide. Alderman Reynolds: I.noticed we have 296 multi family units, 428 bedrooms, and 392 parking places but of that 58 parking- spaces -are on the street. How are you going to put a car on either side of the street and get a fire apparatus through there? Jeremy Pate: Typically the 28' section and that would be without parallel parking. If it had parallel parking on the street it would be widened to accommodate at least 8' on either side for the parallel parking to allow for a through access point. Alderman Reynolds: The other thing I'd like to bring to your attention is the Fire Department letter. There was two items on there that the engineers need to look at and make sure they take care of in this project. Jeremy Pate: Assuming this gets approved we would have to discuss how the entrance off of Wedington is accommodated and the round about. We will also discuss this with the Fire Department to make sure their apparatus can access through that. Alderman Reynolds: But this doesn't come back to us? Jeremy Pate: It goes to the Planning Commission for development approval. Mayor Coody: Anymore questions for staff on this? I'm going to open up to public comment on this. Is there anyone that would like to comment on this development prospect? 113 West Mountain 72701 (479) 521-7700 (479) 575-8257 (Fax) accessfayetteville.org City Council Meeting Minutes January 3, 2006 Page 16 of 22 Steve Mansfield, Mansfield's House: I appreciate you taking the time to consider this project. We are here before you for a concept plan as discussed we .would have to go back to the Planning Commission for approval and to work out the details. What I 'd like to do is give you a little bit of the history of how it came about, some of the goals and why it's designed the way that it is. •I like to talk a little bit about the planning of it and then let Rob Sharp come back and give you some of the details on the architectural side. Mr. Mansfield gave a brief description of the project. Rob Sharp, Architect gave a presentation on the project. He stated the road capacity is there and they can probably make things better. He stated the developers have committed to a very high level of construction. Alderman Ferrell: One of our objectives is to work with the university and the university has an objective to grow their campus and this campus is going to grow. I think this lends itself to people walking. I think this is a further cooperative partnership with the university in trying to provide housing. Alderman Marr: There is nothing in the city administration or planning department's opinion at this point that could be done outside of the upcoming. bond issue that. would address all of the points of access as we look at this development. Tim Conklin, Planning:.. BWR did look at this intersection as one of the five intersections for. realignment and they'had plans to realign. Joyce Richards a resident voiced her concern about the traffic. t. Bill Muller a resident stated he is impressed with the project. He feels this is an excellent project for the City of Fayetteville. He is also concerned about the traffic. He voiced his concern about the traffic study that was completed. He requested the Council to approve this but. to exercise their power to reduce the impact on the neighborhoods. Alderman Jordan moved to suspend the rules and go to.the second reading. Alderman Lucas seconded the motion. Upon roll call the motion passed unanimously. City Attorney Kit Williams read the -ordinance. This ordinance was left on the second reading. Alderman Jordan asked that the staff try to resolve some of the problems with traffic in the neighborhoods; R-PZD 05-1796 Park West: An ordinance establishing a Master Development Plan Residential Planned Zoning District titled R-PZD 05-1796, Park West, located at Highway 112 east of Deane Solomon Road, containing approximately 139.45 acres; amending the official zoning map of the City of Fayetteville; and adopting the Associated Master Development Plan. City Attorney Kit Williams read the ordinance. 113 West Mountain 72701 (479) 521-7700 (479) 575-8257 (Fax) accessfayettev i lie org City Council Meeting Minutes January 17, 2006 Page 15 of 24 ove this activity tp be done under the meet with them on e. We have offe?kd to show them the site I wou ask for this to be tab'e with we ask for a Corp uling on if this will'bQ included in the permit. a are requesting if the want to meet with us on 'te to do so within thq weeks. This segment of IhQ sewer line was on 'ally predicted to advert' ry and en bids in March. This I the shortest section"f sewer by lengthconstructio period.Deferring this proj t another two to four eeks is not goinet WSIP pr 'ecton he west side of town.Alder an Rhoads moved table the resolution ntil th06 City Councdmeeting. Iderman Jordan conded the motion. Upthe otion passed This resolution wasia\bled to the Februar�7, 2006 City R-PZD 05-1776 Wedinaton Circle: An ordinance establishing a Residential Planned Zoning Vlj District titled R-PZD 05-1776, Wedington Circle, located north of Wedington Drive (Hwy 112 Spur) and west of Garland Avenue, containing approximately 6.13 acres; amending the official zoning map of the City of Fayetteville; and adopting the associated Master Development Plan. This ordinance was left on the Second Reading at the January 3, 2006 City Council meeting. Alderman Jordan moved to suspend the rules and go to the third and final reading. Alderman Cook seconded the motion. Upon roll call the motion passed unanimously. City Attorney Kit Williams read the ordinance. Alderman Jordan: This went to the Street Committee last Thursday and we had quite a discussion over this issue. There is going to be a meeting between the developers and the neighborhood next week. Joyce Richards a resident of Stephens Avenue said she went before the Street Committee and told them her concerns. She stated they would like to look at traffic calming and doing something with that general area in front of Harps. We have set up a neighborhood meeting for next week. Alderman Jordan moved to table the ordinance until the February 7, 2006 City Council meeting. Alderman Lucas seconded the motion. Upon roll call the motion passed unanimously. This resolution was tabled to the February 7, 2006 City Council meeting. PZD 05-1796 Park West: An ordinalicE establishing a Mas Developmen Ian Residential P tied Zoning Dist i t titled R-PZD 05-17 Park West, located Highway I I ast of Deane SoloIhqp Road, containihgapproximately 139.4 ores; amending the lcial zoning ap of the City of etteville; and adopting the Associated Mter Development n. This or nee was left on lb First Reading a to January 3, 2006 m�qg. 113 West Mountain 72701 (479) 521-7700 (479) 575-8257 (Fax) accessfayetteville.org City Council Meeting Minutes February 7, 2006 Page 3 of 26 Traffic Signal Morsl' side Drive: A resolution autfibrizing City staff to a traffic signal at the rote e`ction of 15th Street and Mornin ide Drive. 25-06 as Recorded i�tke Office of the City Clerk. Alderma Marr moved to approveNb<e Consent Agenda as r1% seconded tli�ojotion. Upon roll call the mbtOn passed unanimously. John ft'.Lindsey, LLC. Con nnation: A resolution au'thQriing the City Attorney seek condemnati and possession of cr4in lands owned by John indsey, LLC. This resohitton was tabled at tII�Qecember 20, 2005 ' Council meeting to the Jaquwy 3, 2006 City Coun it meeting. This reso ion was tabled aNkle January 3, 2006 Cityouncil meeting to the January 17, 2006 Cityouncil meeting. TlIkresolution*was tabled at January 17, 2006 city Council meeting to th ebruary 7, 2006 CftyCouncil meeting. DaviiN4urgens, Water and Was water Director: recommend we go with the.alternate alignmen between the building and th creek and that the ' Attorney work that out ith the owners alto ey. Several of you have aadessed wanting to M the statement from the �wner concerning damages and move forward with fhcpwner concerning a alternate alignment. Then we will work with e Corps on the issue. After ' cussions with our sultants we will pursue ationwide permit or amendment to our existing"p�ymit through the 4Oprograrn so that we can t that accomplished the amount of time we requi 'to not hold up the oject. • Alderman errell moved to tab the resolution indefinitely. ]dermas Lucas 3eonded the motion. Alderman Thiel: do have an affidavit om them? Attorney Kit William We do not. We i1ket that though and if we do not get it we can bring ' offthe table. TNN • Alderman . iel: This will not slow• wnthe treatment pla construction? , r.: 4. David Jurgens roll call the we can do this This resolution was tabled unanimously. slowing down of the project. R-PZD 05-1776 Wedington Circle: An ordinance establishing a Residential Planned Zoning `1✓ District titled R-PZD 05-1776, Wedington Circle, located north of Wedington Drive (Hwy 112 Spur) and west of Garland Avenue, containing approximately 6.13 acres; amending the official zoning map of the City of Fayetteville; and adopting the associated Master Development Plan. This ordinance was left on the Second Reading at the January 3, 2006 City Council meeting. This ordinance was left on the Third Reading at the January 17, 2006 City Council meeting. 113 West Mountain 72701 (479) 521-7700 (479) 575-8257 (Far) accessfayetteville.org City Council Meeting Minutes February 7, 2006 Page 4 of 26 This ordinance was tabled at the January 17, 2006 City Council meeting to the February 7, 2006 City Council meeting. Alderman Lucas: I think this is a good development. They have met with the neighbors as well as the staff. I want to stress that James Street, Mount Comfort and Garland intersection must be corrected to a tee intersection in order that traffic will not have to go through the Hendricks neighborhood to turn left on Garland. That is something that we need to work on. As far as the speed humps and the narrowing of Stephens, is that going to be done? Gary Dumas, Director of Operations: The cost is amount $3,000 per devise. I think there are neighborhood traffic issues in this area already so I would assume we would be installing these. - Alderman Jordan: I think that is what we discussed at the Street Committee. Alderman Cook: I struggle with this development. It is a logical place to put a development but to add a driveway onto Wedington at the crest of the hill makes me nervous. I think this will put more traffic, into the neighborhood. We have discussed some traffic calming.and that is a good thing but there are still going to be issues with some of the current streets. I am afraid we are going to put the development in there and then we are going to create worse problems. As far as the development I don't have a problem with it. I will probably support this but [struggle with the consequences of it. Alderman Marr: I think this is an excellent example of infill, it is the kind of.development that we want to see. It is in a University connection area, it has two bus stops nearby. I think we have had enough discussion at the Street Committee that hopefully we have sent. a very strong message to the administration that we want to see a resolution to Mount Comfort, Garland and James intersection at this location. Alderman Reynolds: The City Council experienced that intersection yesterday and. it was not good. I think this is a very dangerous intersection. Gary Dumas: We will have a recommendation to you at the next Street Committee meeting on how to close that intersection until the bond program comes through. Alderman Reynolds: It will be done'before this development is finished? Gary Dumas: If the Street Committee concurs with the staff recommendation, yes. A discussion followed on intersections in the area. Alderman Jordan: I too have a problem with the intersection coming out on Wedington and the intersection at James and Mount Comfort. The intersection is in the Bond issue for that area and also the traffic calming helped me. I wanted to make sure that all the bases were covered and I think they have been. I think it is a good development and good infill. Vice Mayor Jordan asked shall the ordinance pass. Upon roll call the ordinance passed unanimously. , Ordinance 4826 as Recorded in the Office of the City Clerk. 113 West Mountain 727011 (479) 521-7700 (479) 575-g257 (Fax) accessfayettevilie .org PPL06-2302 WEDINGTON CIRCLE Close Up View a. vsr" SUBJECT PROPERTY K \ / __________ _ iaT P l:p.q 0 Overview -a "'� 90008 on Oeeict — FL000wAY -- 500 YEAR ae0o0 — 100 YEAR --- LIMIT OF STUDY - - - Baseline Proie O Fayetteville 0 Oa4side city PPLO6-2302 vector GOBFeopu[_2004 Iik4@40w asAay Oiseict 0 75 150 300 450 600 Feel .. J.N. - : .Z •� . ♦ ice. ` ~ I �I �. pyxWy' tIr : � { � b: II; : r 4 rte. M^ T u • • • • • - " it: ____ t.r': .7 r:_i';4? ---w- __ S � L Yyr v _ l4 SHfl._iEfl _ / t I �� � I M � 1� Y" yi=•.�. i .t �3. f41p a If 3wA..l _ __ H1It____ /. ;/ r a ^fie -awkJ &J AI 13101. a+ c2.V, &pofIR, "CJ416,&sii WEDINGTON CIRCLE A Mansfield House, L. L. C Development Owners and Developers -There are no sales pending on this property. Greg House 217 N. East Ave. Fayetteville, AR 72701 Steve Mansfield 932 N. Garland Ave. Fayetteville, AR 72701 3p� at'. & �" is No7fiF It E C r --- >. rsz;c&:rte at"' y i^II C ry \�� tip_ .L -_� I'Y F Cr 5 i 1 Master Development Plan Submission December 16, 2005 R E G I 5 T E R E D ARCHITECT. INC 525 SOUTH SCHOOL AVE STE 220 FAYETTE V I rI I , C ,., 479-112-0229 FAX: 179-112.0721 Project Representative Millholland Company Hall Planning and Engineering Engineering & Surveying Traffic Engineers C&hlnd 02LcW-o1F • • - =7 . a ;' •. •M• n: _ E s a. •1F • ;' 1 . r • 1 5.11 .•�d r♦I. - - f _.1•'i _ ••, . - G+"•10- -S, �. r: W T� , - / P •: 4 1 . -- 1 1 'r ., ., F • • y 1. -..• - •a • � 7 -.i w sa+ lit •b • is — '' H , •• !_ I.I tj {. Ill b .. .� q S• aFdi 1,1 • r•`11 Yt 5 sp M1Y r. ./ .--. •J r_ , �, .. + I•i r 111 ,• _ • r v v � ,• OAK 1 • f yF• tad I. l • a- - ti y A F—No(om -C. J ' Grin, CT Surveying Melvin L. Mulholland, PE, PLS Thomas M. Jefcoat, RLA, REM, CPESC, ISA-CA February 21, 2007 RESISTRATIONS: PE: AR, MO; PLS: AR Project No. E-799 FAYETTEVILLE 125 West Mountain Street Fayetteville, Arkansas 72701 ATTN: . Ron Petrie, City Engineer and Members of the City Council RE: Wedingtion Circle Dear Ron: The attached drawings are,provided for the upcoming Street Committee meeting, March 12`x', and for City Council meeting March 20"i. I believe that I set is all that is needed for review and meeting with the Street Committee and 15 sets for City Council. If additional sets are needed, or if you believe that additional information is required for an understanding of our client's appeal, please advise us. Our Client's, Mr. Greg House and Mr. Steve Mansfield, strongly feel that this street should be accepted by the City as a public street. This street does meet the basic requirement set forth it the City's Unified Development Code for acceptance as a Public Street. CD166.06.D.10.b.i states: Private streets shall be permitted for only a loop street, or street ending with a cul- de-sac. Any street connecting one or more public streets shall be constructed to existing City standards and shall be dedicated as a public street. This description is set forth in the Code Section for Planned Zoning District (PZD). We believe that one of the reasons for the establishment and use of a PZD is to enable designs that are not standard, that fit not -normal conditions. This incorporates of use of many varying criteria, including those for steep grades and tighter alignment configurations for streets. This site has these constraints and others that make development difficult and the need for applying non-standard standards under the use and approval of the PZD process. In review of the attached drawing, it is noted and we agree that - there is the condition of back to back curves with no tangent and that the curves have a radius of less than 150 -feet. We also acknowledge that at the entrance intersection from Wedington Ave., a grade of less than 4% is not maintained for 100 -feet, it is maintained for only 64 -feet. These are the only two or many three conditions that are less than normal City standards. These are not really unusual or extreme street conditions and can be found through out the City. These are condition that I believe you will find that have been approved as acceptable for the design and construction of many newer streets in Fayetteville and certainly founded existing on many of our older streets in Fayetteville. 205 West Center St.. e-mail: Fayetteville, MCOener(Dswbell.net; AR 72701: phone (479) 443-4724: fax: 443-4707; web: vdww.mcoengr.com RLA:, Mi&&nd amps Gnffineerrng &S£nieyiny RESISTRATIONS: Melvin L. Milholland, PE, PLS PE: AR, MO; PLS: AR Thomas M. Jefcoat, RLA, REM, CPESC, ISA-CA RLA:AR Vertically, the grades for this proposed street are pushing the normal City standards but do not exceed the maximum allowed. The grades for this street are, I believe, acceptable by City standards. Again, you will find many street in Fayetteville that are at and even some that are far steeper than for those proposed for this street. We recognize that in combination, horizontal and vertically, the number of streets where similar conditions exist will decline and are not as easily pointed out, but they do exist as public streets. And, yes — in combination safety does become more of a concern. Our client's and MCO, disagree that in combination, in this case — for this street, that the non City standard construction of this street would cause unsafe conditions beyond the point of accepts as a public street (for public use). There are means, when safety is a concern, to reduce the risk. Our clients have expressed a willingness to provide proper signage warning of curve and steepness of grade. We have designed grade features at cross walks and streets intersections that act as speed humps (speed controls), even the circle feature itself is a means of traffic and speed control. While this is a short street, only slight over 800 -feet in length, it does feel like, look like, functions like - it appears to be a public street. It is going to be lined with commercial use. It is going to have parallel parking on either side, one side and is some area no parking at all, just like many downtown public streets. It is going to be lined with street tree plantings like many downtown public streets. It is going to have street lighting just like most all public streets. What make this street different? Why is it not acceptable as a public street? What is it that sets the precedence that this is not an acceptable public street? Our clients feel that this street should be a public street, a city street. They feel that it should receive the same level of maintenance and care as other public "through" streets in Fayetteville. The City should be responsible for clearing this street in bad weather conditions (of snow, ice, and leaves), provide proper care for the street tree plantings, provide service to the street lights, and even have the right to install and collect parking fees if the City sees fit. Why should this street be singled out as not being a public street? On behalf of our clients, we ask for your consideration, perceptiveness in this case, and your support - in the City accepting this street as a dedicated public street. Thank you. ld Jordan AR 72701; phone (479) 443-4724; fax: 443-4707; -(a)svbell.net; web: www.mcoengr.com MDkv4(d c1J at U CL $ i3�o-r. c, sl, A)kSIAO"'-. WEDINGTON CIRCLE A Mansfield House, L.L.C Development EiV \y• NV pupI nfatt W� Owners and Developers -There are no sales pending on this property. I Greg House Steve Mansfield 217 N. East Ave. 932 N. Garland Ave. Fayetteville, AR 72701 Fayetteville, AR 72701 QI r .ii f �'�hi/•Ff� \ 1 ' / L 0m i Master Development Plan Submission December 16, 2005 (GIST f R CD ARCHITECT, iuc 525 SOUTH SCHOOL AVE STE 220 FAYETTEVIL IE IF 479.442.0229 FAX: 179-112-0721 Tt Cowell DATE: Project Representative Millholland Company Hall Planning and Engineering Engineering & Surveying Traffic Engineers C(,Pewo0a oL-w-oe - � k •-. • 1Ills._ �y r a , - . • 111* 3 '4' %r YlY u ' Y � _r_ •.� Jf{ 1 � F 1 i t � v 1 �� I� •� 1 f e .e I •It '-JI. Zl l'ON AVMHOIH - I O 31Y1S 1P 30N3AY • I• ONYIMYD F p 'pt. :,1 ; - ; I : ♦ 4� 1~/1 W • ' '� 111 •, i•." W ' t W { rc ! a y tU' N016NI00Y Y' - a4;. -! - � .-:t 1'I, 4 ice ♦i. . :+i" 4' $' P' ) • Y .A • :y .. fl • ''; _ I i SN3Nd315 4 `� 1 �� W r5.__ b Cd Y• o OR�Jf . 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I 1 / . :ie I ///i / // Op .�`gelg//:�/%///:� qa�su�'i i i 1 1 i • 1I', l I I , l l % ;/re,�//,/,'!///. /2 : , r a i%!�/jr t „ I a/!./f. S. O YM1 �yo 777 '' li .rcl I, , 1 1 1 y I ';h 1 ;?/d' U!! Y YI • '1 j , `f-1 I'/ /i1 ////r!/i i'yyll�/�r/ @v�x�t • ) tA 1/ li C A l l 6l t "r rlil / /l a f, r /( f' ' , t I ,f / is i91 — lln:r '11111 �1 e; +e \;, l4/!1'' rI. It Cn_ � � I (kt ob tso2 / - QJU9fl Qgi- From: Clarice Pearman To: Pate, Jeremy Date: 3.27.07 3:11 PM Subject: Res. 50-07 Attachments: 50-07 Wedington Circle.pdf CC: Audit Jeremy: Attached is a copy of the above resolution passed by City Council, March 20, 2007 regarding Wedington Circle appeal. Let me know if there is anything else needed for this item. Have a good afternoon. Clarice Clarice Buffalohead-Pearman, CMC City Clerk/Treasurer Division 113 West Mountain Fayetteville, AR 72701 479-575-8309 cpearman@ci.fayetteville.ar.us z d ti _i b III 7_ II O z I • Mi f. //// _ 1± "A=74'41'26" IA�J E AVENUE. •�.� ' R= 150.00 L=38.46 ___ N 02'44'4i" E _ i •� � I V 473.23 I � I SCALES: 20' HOP 7"_ ,5"VFR I. 7 t� I'� ) II�i /% i � D OW K Li iT 4 N r (1 i • 13151 17 1 IN 1310 PROFESSIONAL ENGINEERS ••I ffff SURVEYING nl N . N . O i hi Ip • lQ� SPECIALISTS �- �1 I MIS I ?ii' �jh �jM I I ) 1 0O I L ( 205 W. Center Fh(479)443-4724 Fax: (479)443-4707 W f -o etteviite, Arkansas MCOEn rOswbell.net p9 nn s®.�e. .�......,e.�� 5+00 Q ® �.�.:.�..�..s.m.�e#�� .e.....m �.�� ,�.s�#®lA c�'"�'6/4A 4+00 V DRAWN SY xxx Dye. xxxxx rn CHECKED BY. XXX DRAWING W. XXXXX N NO. DATE DESCRIPTION BY ✓OB ND.: XXXXX SHEET X OF X W i I Ii" '` rT%ZI5' rh l I"/lll:.lp // <in I is^ii /) �'a R w )rr l 7,1FF 94 �Nvcoa.--------.—. 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L -- '{ y M r 1 , "' ` t Nii R ,r- ,., �,— .580'3 21 E 1 20' u _ /I�,, \ \•\\ \ _ L` UNDERGROUND CIETE,itUN I: _— — / ty+e�..r art j ...... _... _._. _ _ _..--.—. _—i , -: _ rtx� x�� r l�x�r a'rle.tl '�dr,tif \ �7 ?6.. .t; _1. / 30' U. E .. qII r/, ,,.. \,,' \\ir-I - _.__ _. co•u.E _.-SM-110_. .. ..... .. ..... II,D$TAI pi Dr.i \. \ \ \ \ \ \ \Oa_'....� ' _ ... _ ._ _.__ 3. — 6MI1_- 1 0.t 1 _._ - -- 1 \\ \ -{-XI' (NOT'FOR SALE) - ..._ .....�__ - ... n' ,/ _ . n, x. Lis \ \\\ \ \ \ \ III y�� : 132073 78 SQ.FT _. t ___ "_' -- - 77 r. `. WrRE E ELFV _ 3 -_ _- _-... `\ �. \•, \, \ ISi ING 5AlNfREi PRLEN \\\\ . �\\� / , _....._._ _.. - _. _._ ?. _ _, _. ..__ .._. _.. IAINING WALL lr 98 .NCH {GH1 � A, -�- Z'. _. _._20' LOT 4'- - �. _ \, A ENCN2ARK NR 11, .:.,141 C), t ti IrTI,Iit _.__ _ U E _ —_ _a...r" r^^Y.,' \ \ i f�! _]flnrh) \ �'v �� �II It __ .__ _._ I_ " _ 1 - _ .. V )", f 1 ": .. i{ — V/ _ - - v \ d v. A� \. OFN�HHAIIK Y9� _ _- jTI:3 .. _ _ _.. I v 6Ti: / U IC 1 .. i _ - FppLOWTRR.11 �ElEVE 1340. VA,A AA 1 goys P �\ — .. — R S _ F F - _ I)ARP'S GROCERY CCE 6, ,n 0' U E ,� _ / \ - .� 'C E ES SURVEY j j I .. „�... _ _ —_ .......�2U .PER LAND RECOIi P CO DUIT e G 97, A.. I18i' K155, HARPS HN [ , l'/'1YL/4V '• f"i.:' { l,r A8'1 / ."i411'1-'i lrll/ice A Av I`�-F,."•\ (`l i.. 0 J iM.O i �'.... \,�.\ \�•� \%L\�- - q �~\. \ III I•' / : a / ftl „l"n 1)ii✓ rrfr \�' i ,�. .: \ \ �. �..`\ ` " \.' ... \ ..- .� - - " \ 'y. 3934 6 SQ;F eo' .u" F ., ILO\ • p V A v9•\ %V f� �� v�RETAINI WALnfiS � ' T / c -q ll '1 E NV � SAFETY -'RA 6— v ChF �` �RET RETAINING L „ r. rIIII SV CUR. SEi/4, NEV4 SECTION B /r -j6 -W, R-3DV GENERAL NOTES FOR SITE CONSTRUCTION 1 TOPSOIL EXCAVATION OCOVEER AT THE E ESTABLISHIL ED BE To FINISH GRADES. ONSI) AS ITTEQTORSOID. L MAY OPROVIDE BE IAVAILABLEM OF 4AND MAY HAVE TO BE PROVIDED. EXCAVATED MATERIAL FROM THE SITE WILL BE REMOVED AND PLACED AT LOCATION TO BE DETERMINED BY THE SELECTED GRADING CONTRACTOR. NO WORK, GRADING -CLEARING, SHALL COMMENCE UNTIL ALL EROSION CONTROL MEASURES HAVE 2. CONTROL MEASURES SILT SILTEFFENCING AND HAD BALES, E ALON OF OWNS STREAM EDGEEVIDE OF ALL SIGN CONSTRUCTION DISTURBANCES AND AT DISCHARGE(S). PROTECT EXISTING TREES BY USE OF TREE FENCE PROTECTION. 8, PROCESSTIUNSHALL TIL VEGETATION NIS LE ESTABLISHED N CANDRSITEMWORKR IS ACCEPTED BY THE CITY OF FAYETTEVILLE, A BUILDING PERMIT APPLICATION IS ANTICIPATED DURING GRADING PROGRESSION. FINAL BUILDING DESIGN IS BEING DEVELOPED AT THIS TIME. ,A ANY DEBRIS, SOIL OR MUD FROM SITE ACTIVITY REACHING PUBLIC STREETS SHALL BE IMMEDIATELY REMOVED. MEANS OF DUST CONTOF FAYETTEVILLE. ROL SILBIMMEDIATELY EMPLOYED WHEN DUST BECOMES A PROBLEM, OR AS DIRECTED BY THE 8 FINISH GRADE SHALL BE DRESSED WITH TOPSOIL AND VEGETATED IN ACCORDANCE WITH CITYS GRADING ORDINANCE 169.06F. CONTRACTOR SHALL PROTECT OR RELOCATE ANY EXISTING CONFLICTING UTILITIES. ALL GRADING, TRAFFIC CONTROL (EGRESS AND INGRESS) SHALL. BE COORDINATED WITH THE T. ARKANSAS STATE HIGHWAY AND TRANSPORTATION DEPARTMENT AND THE CITY OF FAYETTEVILLE. THE PROPOSED DRIVEWAY ENTRANCE REQUIRES AN AHTD PERMIT AND HAS BEEN APPLIED FOR. 8. ALL DRAINAGE FLOWS SHALL CONTINUE AS EXISTING PATTERNS, NO NET INCREASE IN STORM WATER FLOWS IS ANTICIPATED BASED ON DESIGN CALCULATIONS. DIVERT 'RUN--ON11 STORM WATER SHEET FLOWS FROM CROSSING AREA OF DISTURBANCE DURING CONSTRUCTION ACTIVITIES. ESTABLISH PERMANENT FLOW PATTERN AS INDICATED BY FINAL CONTOURING. 10. LANDSCAPE TREATMENTS WILL BE PROVIDED IN ACCORDANCE WITH CITY ORDINANCE REQUIREMENTS. AT TIME OF SUBMITTING CONTRUCTION PLANS FOR FULL DEVELOPMENT; AND IN APPLYING FOR A BUILDING PERMIT. 11 THE OWNER WILL PROVIDE A SIDEWALK AND DEDICATE ADDITIONAL PROPERTY RIGHT OF WAY AS NEEDED, RELOCATE OVERHEAD UTILITY LINES IN CONNECTION WITH THIS PROJECT. AT TIME OF SUBMITTING CONSTRUCTION PLANS FOR FULL DEVELOPMENT; AND IN APPLYING FOR A BUILDING PERMIT. 12. THE OWNER/CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLIANCE WITH ALL LOCAL, STATE, AND FEDERAL REGULATIONS, INCLUDING FILING OF NOTICE OF INTENT (NOT) AND OTHER DOCUMENTATION (SWPPP) AS MAY BE NECESSARY WITH THE STATE DEPARTMENT OF ENVIRONMENTAL QUALITY (ADEQ) PRIOR TO COMMENCEMENT OF WORK. 13. SOIL TYPES: —ErE (Enders — Allegheny Complex, 8 to 20% Slopes) -EnD (Enders Gravelly Loon, 8 to 12 % Slopes) 14 ACCORDING TO FLOOD INSURANCE RATE MAP EFFECTIVE JULY 21, 1999, NUMBER 05143CO092 D, SAID PROPERTY LIES WITHIN ZONE X: DETERMINED TO BE OUTSIDE OF THE 500 YEAR FL00D PLAIN. 1 .4l /' '41 k1 �,'nILF' v . SEE DEinIL 'C' ` �EX ST15VO,mw ART/EST anu � \ � RET WING WALL a VA, V ,/ I >, ,,,i r. 8605.17 SOFT N, ," "1/ z 1'I I" ARVEET BANS \ — 9 n w,r 111"11, ,1n r, tgl,_i/ -7:"5±:..... I r 1 i. 177 ll1',r-fF X/ . : —.a oPt I\co S-,-ECTIQN_A.-A BLED SLW3A. F'RI_ER GENERAL NOTES; i. STRAW BALES SHALL BE INSTALLED 50 THAT THE BINDINGS ARE ORIENTED /ROUND THE SIDES RATHER THAN ALONG THE TOPS AND BOTTIOMS OF THE BALES. THE BALES SHALL BE A MINIMUM OF 2,5 L.IF. IN LENGTH. 2. STRAW BALES SHALL BE KEYED INTO SOIL A MINIMUM OF 4" AND NO GAPS SHALL BE LEFT BETWEEN BALES. BALED S'TRA W FILTER BARRIER 6" MINIMUM —I /fl STONE `Iva1i111 it 2 GEOTEXTILE UNDERLINE I, ryp 1. IF ACTION OF VEHICLES TRAVELING OVER THE RAVEL CONSTRUCTION ENTRANCES IS NOT SUFFICIENT TO REMOVE THE MAJORITY OF DIRT OR MUD, THEN THE TIRES MUST BE WASHED BEFORE THE VEHICLES ENTER A PUBLIC ROAD. IF WASHING IS USED, PROVISIONS MUST BE MADE TO INTERCEPT THE WASH WATER AND TRAP THE SEDIMENT BEFORE IT IS CARRIED OFF THE SITE. THE EXACT LOCATION SHALL BE COORDINATED WITH THE OWNERS CONSTRUCTION MANAGER. 2. ALt. MATERIALS SPILLED, DROPPED, WASHED, OR TRACKED FROM VEHICLES ONTO ROADWAYS OR INTO STORM DRAINS MUST BE REMOVED IMMEDIATELY. CONSTRUCTION ENTRANCE EDIMEMT & EI?OSION CONTI- L NOTES: 1. ALL PERMITS REQUIRED FROM D.P.C.& E., CORPS OF ENGINEERS, FEDERAL AND CITY OF FAYETTEVILLE REGARDING RUNOFF, EROSION CONTROL, AND GRADING SHALL BE OBTAINED BEFORE BEGINNING CONSTRUCTION, 2. ALL EROSION & SEDIMENT CONTROL DEVICES SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE CITY OF FAYETTEVILLE's DRAINAGE CRITERIA MANUAL. 3, ALL EROSION & SEDIMENT CONTROL DEVICES SHALL BE MAINTAINED THROUGHOUT THE CONSTRUCTION PROCESS. 4. ALL EROSION & SEDIMENT CONTROL DEVICES SHOWN SHALL BE INSTALLED BEFORE CONSTRUCTION BEGINS. ADDITIONAL HAY BALES AND/OR SILT FENCES SHALL BE PLACED AROUND STORM DRAINAGE INLETS AND POINTS OF DISCHARGE IMMEDIATELY AFTER THEIR CONSTRUCTION, THOSE ITEMS SHALL REMAIN IN PLACE UNTIL DEEMED SAFE TO REMOVE BY ENGINEER. 5. ALL DISTURBED AREAS SHALL BE MULCHED AND SEEDED WITH A MIXTURE OF GRASS SEED TO INSURE YEAR-ROUND GROWTH. GEOTEXTILE FABRIC _,..-ATTACHED TO POST -4- WOOD POST - OR STAKE GEOTEXTILE ANCHOR -TRENCH BACKFILLED WITH TAMPED NATURAL SOIL DIRECTION RUNOFF FLO -,..�- 6' MAX. 6" MIN NATURAL 6" MINI SOIL SILT FENCE INSTALLAT TON DETAIL 0 3. '7*, 0 Plan view 1st Orange construction fence, barb wire, or wire mesh with flagging LUARILk IRLEI 'i(jO�FORT___ � Y Pogo 0 'aR ECT HOLLY STREET JAMES STREET ���--- : HOLLY STREET ... Np LLLLiLJ L��STA x 2 S'--- T( IjTI lwCSI w r 1 L J_11 1_l[J 11 1__� __HILLSIDE NILLTO i — Z OVERLAY E RIc - �-� — N _�. Li L iLi U r-_.--.-_1 [1� PRINCIPAL ARTERIAL STREETS * STREETS VICINITY MAP FM PROPOSED TRAFFIC CALMING MEASURES N.T.S SF' GfAL NOTE' -IN ESTABLISHM RLQFA VEGETATIVE COVER I. IMMDIATELY FOLLOWING FINAL. FINISH GRADING ALL DISTURBED AREA SIIOUI..D BE HEAVILY SEEDED WITH A MIXTURE OF LITTLE BLUESTEM © 20 LBS/AC FORAGE FESCUE @ 25 LS/AC WHITE CLOVER 0 B LBS/AC BUFFALO GRASS © 40 LBS/AC HYDROSEEDING THE MIXTURE IS THE PREFERRED METHOD, 2. AT SEEDING APPLY A STARTER FERTILIZER OF 18-24-6 AT 200 LBS/AC OR EQUIVALENT. '_ma_mum 9pgce Dripline Fence location (limits of Critical Root Zone) Radius t ft per inch of trunk dig. City of Fayetteville Standard Notes for Tree an„' Natural Area Protection 1. All trees and natural areas shown on this nian to be preserved shall he protec ed during construction with temporo y fencing. 2. Protective fences shall be erected accordirq to city of Fayetteville standards for tree protection. 3. Protective fences shall be installed prior to the start of any site preparation work and shall be maintained throughout' fill phases of the construction project. 4. Erosion and sedimentation control barriers shall be installed or maintained in a manner which does not in soil build—up with tree driplines. 5. Protective fences shall surround the trees or group of trees, and will be located at the dripline, for natural areas, protective fences shall follow the limit of construction line, in order to prevent the following: A.. Soil compaction in the root zone area resulting from vehicular traffic or storage of equipment; B,. Root zone disturbances due to grade changes (greater then ") or trenching not reviewed by city orborist• C. wounds to exposed roots, trunk or limbs by mechanical equipment; D., other activities detrimental to trees such as chemical storage, cement truck cleaning, and fires. 6. Exceptions to installing fences at tree driplines may be permitted in the following cases: A. Where there is to be an approved grade change, impermeable paving surface, tree well, or other such site development; B. Where permeable paving is to be installed within a tree's dripline, erect the fences at the outer limits of the permeable paving area (prior to site grading so that this area is graded separately prior to paving installation to minimize root damage); C. Where trees ore close to proposed buildings, erect the fence to allow 6 to '10 feet for work space between the fence and the building; D'. Where there are severe space constraints due to tract size, or other special requirements. 7. Wherle, any of the above exceptions result in a fence being closer than 4 feet to a tree trunk, protect the trunk with strapped on planking to a height of 8 feet (of Limits of lower branching) in addition to the reduced fencing provided. 8. Trees approved for removal shall he removed in a manner which does not impact trees to be preserved. 9. Any roots exposed by construction activity shall he pruned flush with the soil, Boclkfill root areas with food quality top. soil as soon as possible. If exposed root areas ore not backfilled within 2 days, cover them with organic material in a manner which reduces soil temperature and minimizes water loss due to evaporation. 10, Any trenching required for the installation of landscape irrigation shall he placed as 'far from existing tree trunks as pos•;Ible. 11. No landscape topsoil dressing greater than 4 inches shall he permitted within the dripline of trees. No soil is permitted on the root flare of any tree, 12. Pruning to provide clearance for structures, vehicular traffic, and equipment shall take place before construction begins. 13. All finished pruning must be done according to recognized, approved standards of the industry (reference the National Arborist Association Pruning Standards for Shad Trees available upon request from city orborist). 14, Deviations from the above notes may he considered ordinance violations if there is substantial non—compliance of it a tree sustains damage as a result. BARRIER FENCING DETAIL NOTE. 1. ANY RETAINING WALL MORE THAN FOUR FEET IN HEIGHT SHALL BE DESIGNED BY A REGISTERED PROFESSIONAL ENGINEER AND SHALL BE FIELD INSPECTED BY THE DESIGN ENGINEER. 2. SAFETY RAILING SHALL BE INSTALLED ON ALL RETAINING WALL OVER 30" HEIGHT & BUILT TO THE MORE STRINGENT REQUIREMENTS OF SBCC OR MSHTO, 3, USE OF THE SOUTH CONSTRUCTION ENTRANCE FROM JAMES STREET IS PREFERRED. LEGEND FOUND IRON PIN OPP POWER POLE SANITARY MANHOLE [Hj , FIRE —HYDRANT sL : STREET -LIGHT 1p[_J TELEPHONE PEDESTAL CONDUIT 8 SS SANITARY SEWER 8 W WATER LINE E ---- EXISTING ELECTRIC I I I H I I L SIDEWALK R/W------------ RIGHT OF WAY LOT -LINE "f EXISTING CONTOUR PROPOSED CONTOUR — — — — — — — — UTILITY EASEMENT / J7,%i/ i'./y __ SILT —FENCE rnrrnnrnx,fia HAY —PALES Tr TREE PROTECTION FENCE —TTP TTP_ TEMPORARY TREE PROTECTION FENCE EXISTING TREES TEMPORARY TREES 11 in GRADING AND EROSION CONTROL PLAN OF INFRASTRUCTURE tH:4 `1 t -' _..7 W WEDINGTON CIRCLE - 3 FAYET7EVILLE ARKANSAS m PROFESSIONAL REVISIONS: OWNER/DEVELOPER: C° ENGINEERS rn MANSFIELD HOUSE 110 GREGG HOUSE iN 932 N CARE, AVE. �� - LI PHONE- 479- AR 727-7003 ( A7VI (I PHONE: 479-,587--7000 SURVEYING ti _ SCALE: 1" = 60 zoNlNr,: PZD scAt:E:1•'=so � Lq�1 / SPECIALISTS AREA: 6. ]3.t AG -LA1 BOOK: 404 tr 0 30 60 120 BASIS —OF —BEARINGS: DRAWN BY.' BOLI_U 205 W Center Phone -'(479)443-4724 Q TECH --PLAT XX—XX CITY OF FAYE7TEUILLE— DRAWING—NO:E--799 Fax:(4791)443-4707 0 GP SY 'T' SHEET 2 OF- 3 roycUevillc,ArkansasMCOEngr@swbell.net MCOEn r@swbel.net PREPARED ON: SEP 1, 2006 urT`) / / / / / / 7 \/ // ii 1 /7 /. - 1 r / Mr / l 4 / ,. Ac`s Ac`s x3 x . Pl= 1-1-1 1.33 P1=7+00.22 •A=,95'49'04 " R=1.00 \\� L=68.57 A=62 18 41 /7/R 100.00 L=108. 75 �-" 9p R 0 AI 12'52'09' N i�5644„ W R= 607.00 875T - L=136.34 O II �u A P1=4+29.54 '+ O f A= 14'4 R=150. Op HNC nl/N 41,N i 2) O SCALES: 1" = 20' HOP 7" = 5' VER 1370 pp �..�:....e.,...®.m.. . -- __ Fo ettev(lle, Arkansas MCOEn r@swbell.net __ q �'+00 0+00 1+00 2+00 3+00 4+00 DRAWN BY xxx DATE. XXXXX 0 CHECKED BY, XXX DRAWING NO.: XXXXX 1 02 21 07 ENTRANCE CHANGE RLA W "- -D" E'-'-- --- _- CHANGE. XXXXX SHEET X OF X NQ. DATE DESCRIPTION BY JOB Na: qfj} ./`1'4t4 y ,.n.. `'<f_ "") ".....gyp